Planning Commission

COOKEVILLE PLANNING COMMISSION MINUTES SEPTEMBER 25, 2017 The Cookeville Planning Commission met on Monday, September 25, 2017 at 5:30 p.m., in the Council Chambers, 45 E. Broad Street, Cookeville, Tennessee. MEMBERS PRESENT: Judy Jennings, Chris Wakefield, Jim Woodford, Kay Starkweather, and Tracy Cody. MEMBERS ABSENT: Jim Stafne, David Webb, Leslie Sullins Draper, and Jim Cobb. STAFF MEMBERS PRESENT: James Mills, Jayne Barns, Ken Young, Jon Ward and Mike Davidson. OTHERS PRESENT: Nina Lunn, Chad Gilbert, Eric Cherry, Scott Lytal, Tom Sergio, Tom Short, Marcia Donovan, William & Paul Haberkamp, Bob & Nancy Himell, Daniel Donovan, Roy Wear, Jim Helton, Sandra Driller, Bill Miller, and Laura Militana. CONSIDER FOR APPROVAL THE AGENDA AS SUBMITTED. Kay Starkweather made the motion to approve the agenda as submitted. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR APPROVAL THE MINUTES OF AUGUST 28, 2017. Chris Wakefield made the motion to approve the minutes of August 28, 2017. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED. CONSIDER FOR ACTION AMENDMENTS TO VARIOUS SECTIONS OF THE ZONING CODE TO INSERT PROVISIONS RELATIVE TO SHORT TERM RENTAL PROPERTIES AND TO REVISE PROVISIONS FOR BED & BREAKFAST HOMES. REQUEST SUBMITTED BY STAFF. James Mills stated that the Planning Department has prepared for consideration amendments to various sections of the Zoning Code inserting provisions relating to Short Term Rental Properties and making certain revisions to the current provisions for Bed and Breakfast Homes. Short Term Rental Properties, which includes uses such as Airbnb and Vacation Rental By Owner (VRBO), have increased both in number and in popularity across the nation. As you may be aware, the City of Nashville has seen an explosion of Short Term Rental Properties. Many cities across the state have adopted, or are in the process of adopting, standards to regulate these uses. The City of Cookeville has been made aware of a few residential properties in the city being advertised as Airbnb’s. In addition we have had a number of inquiries from developers about the purchase of homes and the possible conversion to Airbnb’s. The Zoning Code currently does not specifically address Airbnb’s or similar short term rental properties, with the exception of bed and breakfast homes. Bed and breakfast homes are addressed in Section 206.3 of the Zoning Code and are permitted as special exceptions in COOKEVILLE PLANNING COMMISSION 2 SEPTEMBER 25, 2017 several single-family residential, multi-family residential and commercial districts subject to compliance with the provisions of Section 206.3. Short Term Rental Properties, especially those that are not owner occupied, can have negative impacts on nearby properties in single-family residential areas. These include transient residents, noise, trash, increased traffic, and impact on property values. There are also concerns that such uses are commercial uses that do not pay commercial taxes and compete unfairly against hotels. Earlier this month the Board of Zoning Appeals considered two special exception requests for bed and breakfast homes in single-family residential districts. One of the requests was denied due to noncompliance with the current Zoning Code conditions. Consideration of the second request was postponed by the BZA and subsequently withdrawn by the petitioner. There was significant opposition from the neighborhoods in which the two bed and breakfast homes were proposed. In addition to some of the concerns mentioned earlier, neighbors expressed concerns about the number of people that could rent the home and about the possibility that the home did not have to be owner occupied. In the proposed amendments the Planning Department recommends that the provisions for bed and breakfast homes be amended to require that the homes be owner occupied when located within a RS zoning district. The current provisions allow the home to be either owner or operator occupied. In addition it is recommended that the provisions be amended to restrict the number of guest rooms to two (2) and to limit the number of guests to four (4) when located within a RS zoning district. The current provisions restrict the number of guests rooms to four (4) in a RS district with no limit on the number of guests. While not included in the proposed amendments, there were concerns from the BZA about allowing the required parking to be stacked in existing driveways. Consideration could be given to revising this standard. The draft Ordinance prepared by the Planning Department provides a definition for Short Term Rental Properties (STRP), distinguishing such uses from bed and breakfast homes. In general terms a STRP would be considered as a commercial use while a bed and breakfast home would still be considered as a residential use. Specific standards for STRP’s are proposed including requiring a special permit and a business license, requiring proof of insurance, and establishing standards for operation. STRP’s, which do not have to be owner occupied, would not be permitted within any RS, Single Family Residential zoning districts. Staff recommended approval of the amendments. Scott Lytal, property owner at 117 North Dixie Avenue, stated that the permits for a bed and breakfast should be limited to the property owner that applied for the Special Exception and non-transferrable, and that the Special Exception should not go with the property. The number of parking spaces required is not listed and he questioned if they should be actual parking spaces instead of parking in the driveway. Mr. Lytal added that properties values decrease for single family homes next to a Bed & Breakfast. COOKEVILLE PLANNING COMMISSION 3 SEPTEMBER 25, 2017 James Mills replied that a B & B was considered a single-family use and that stacked parking was allowed for single-family use. He also stated that requiring additional paved parking lots could result in a non-single family appearance. Nina Lunn, property owner at 1230 Country Club Court, stated that she has stayed in B & B’s in the past.. She added that families need somewhere to gather and that her family has used the property at 107 North Dixie Avenue for their family events. Ms. Lunn added that this property is well managed. Bill Haberkamp, property owner at 511 North Dixie Avenue, stated that he was in favor of the changes for single-family zones to make it owner occupied and to limit the bedrooms to two (2) with a maximum of four (4) people staying in the B & B. Mr. Haberkamp asked that the City consider limiting the number of B & B’s in a Historic District and in single- family neighborhoods. Paula Haberkamp, property owner at 511 North Dixie Avenue, asked what can they do, if a B & B guest using outdoor spaces are disturbing the neighbors. James Mills replied that the city has a noise ordinance and that they can call the police to report any disturbances. Tom Short, property owner at 554 Windrowe Drive, stated that he had an Air B & B at his property since 2008 and that no one complained. Mr. Short added that the rules need to be consistent. James Mills added that the biggest concerns from the residents at a recent meeting of the Board of Zoning Appeals were that Bed & Breakfast homes be owner occupied and have fewer guests. Jim Woodford stated that he was in favor of the changes to the zoning code. He was concerned about investors buying up homes in a single-family neighborhood, just to rent them out to multiple people. Marcia Donovan, property owner at 412 North Dixie Avenue, stated that changing to code to owner occupied was excellent and would insure the neighbors that the owner will be present when their guests are there and not just an operator. The primary goal is to not to let someone make a living by renting out their whole house in a single-family neighborhood. Ms. Donovan added that they need to get a business license, fire inspection, liability insurance and to pay taxes on the commercial use. Bob Himell, property owner at 850 Oaklawn Court, was questioning Scott Lytal on where he got his information on property values and was trying to debate with him about the issue, when Chairman Judy Jennings told him to make his comments to the Commission and that the Board would not allow this type of discussion between the audience. COOKEVILLE PLANNING COMMISSION 4 SEPTEMBER 25, 2017 Peter Grima stated that he was a realtor and he liked the change to the Zoning Code that it be owner occupied and he thought that if there are multiple complaints that the property owner loses his B & B status. James Mills stated that on each of the last three (3) city surveys the need to protect single- family neighborhoods was a main issue. He noted that some residents think we should do away with B & B’s in single-family neighborhoods. Many cities are going thru the same process and standards have to be there to protect the single-family areas. Chad Gilbert of Putnam Properties stated that he should be entitled to rent his homes regardless of the zone as short term rentals to as many people as he wants and it should not be limited to the number as defined in the Zoning Code. Jim Woodford made the motion to make changes to the amendment to the Zoning Code to add that the Special Exception be tied to the owner and not to the property. Kay Starkweather seconded the motion and the motion carried unanimously. APPROVED CHANGES TO THE AMENDMENT TO THE ZONING CODE REQUIRING THAT THE SPECIAL EXCEPTION BE TIED TO THE OWNER AND NOT THE PROPERTY. Tracy Cody brought up that children are not addressed and he thought that two (2) adults and two (2) children per room would be appropriate. Kay Starkweather stated that she was concerned that a total of eight (8) would be too many in a single-family zone. Tracy Cody made the motion to make changes to the amendment to the Zoning Code to add that two (2) adults and two (2) children per room be allowed for a maximum of eight (8) guests in a Bed & Breakfast home. Chris Wakefield seconded the motion and the motion carried unanimously. APPROVED CHANGES TO THE AMENDMENT TO THE ZONING CODE PERTAINING TO THE NUMBER OF GUESTS PER ROOM IN A BED & BREAKFAST HOME. Kay Starkweather made a motion to make changes to the amendment to the Zoning Code to add that if the Bed & Breakfast home has three (3) code violations in a 12 month period, then the property owner loses their Special Exception for a Bed & Breakfast, and the owner could not reapply for 12 months. Tracy Cody seconded the motion and the motion carried unanimously. APPROVED CHANGES TO THE AMENDMENT TO THE ZONING CODE PERTAINING TO THE PROPERTY OWNER LOSING THEIR SPECIAL EXCEPTION FOR A BED & BREAKFAST, IF THEY HAVE THREE (3) CODE VIOLATIONS IN A 12 MONTH PERIOD AND UNABLE TO REAPPLY FOR 12 MONTHS. Kay Starkweather made the motion to postpone action on the amendments to the Zoning Code until the October 23, 2017 meeting. Chris Wakefield seconded the motion and the motion carried unanimously. POSTPONED ACTION ON THE AMENDMENT TO THE ZONING CODE UNTIL THE OCTOBER 23, 2017 MEETING. COOKEVILLE PLANNING COMMISSION 5 SEPTEMBER 25, 2017 CONSIDER FOR ACTION AMENDMENTS TO THE PUBLIC PARKING PROVISIONS IN CHAPTER 6 OF TITLE 15 OF THE COOKEVILLE MUNICIPAL CODE. REQUEST SUBMITTED BY STAFF. Jon Ward stated that he Planning Department has prepared for consideration amendments to Title 15, Entitled “Motor Vehicles, Traffic and Parking”, Chapter 6, Entitled “Parking” of the Cookeville Municipal Code. Science Applications International Corp, (SAIC) recently established a Technology Integration Gateway in the Regions Bank Building located at 10 West Broad Street, ultimately bringing 300 information technology jobs to downtown Cookeville. To increase downtown parking, the City of Cookeville partnered with First Baptist Church to construct additional public parking on a vacant lot owned by the church at the corner of East Spring Street and North Walnut Avenue. Through this partnership with First Baptist Church, the City of Cookeville will provide additional public parking, and accommodate additional parking demand with the influx of new jobs for SAIC. While studying parking availability in the downtown area, City officials wanted to address issues of merchandise and fleet vehicles occupying parking spaces in public parking areas. Parking is regulated through the provisions of Title 15, entitled “Motor Vehicles, Traffic and Parking”, Chapter 6, entitled “Parking” of the Cookeville Municipal Code. The current municipal parking regulations do not address some identified issues. After review, it was determined that the entire current parking code needed to be updated. At the request of the City Manager, the Planning Department developed new parking regulations to update and replace existing provisions. These amendments have been reviewed by the Cookeville Police Department, Codes Department, Public Works Department, and the City Attorney. While the Planning Commission is not required to review and approve Municipal Code amendments, the City Manager has requested that the Planning Commission do so to augment public awareness on the matter. Included with the proposed code amendment is a map and list of streets by street classification and a copy of the current Municipal Code provisions regulating parking. The proposed regulations apply to parking on a city street, adjacent to a city street and in city owned and/or city controlled parking lots. Most sections of the proposed parking code amendment are self-explanatory, additional summary points for some sections of the proposed amendments to Title 15, Chapter 6 are as follows: 15-603. Definitions. • Parking on streets, defined as the parking of a vehicle partially or entirely within the travel lane of a street, and; • Parking adjacent to streets, defined as an area to park a vehicle within the public right- of-way located adjacent to but outside the travel lanes of a street. 15-606. Parking prohibited on certain streets. • Prohibits parking on and adjacent to city streets based on the Classification of Thoroughfares. Federal, state and city streets are classified as urban interstate, limited access highway, major arterial, minor arterial, major collector, minor collector and local streets with this classification. COOKEVILLE PLANNING COMMISSION 6 SEPTEMBER 25, 2017 • Prohibits parking on and adjacent to streets classified as urban interstate, limited access highway, major arterial and minor arterial as determined by the Classification of Thoroughfares maintained by the Cookeville Planning Department. • Prohibits parking on city streets classified as major collectors. • Parking on city streets classified as minor collectors is prohibited where a travel lane of at least 18 feet cannot be provided. • Parking on local streets is prohibited where a travel lane of at least 12 feet cannot be provided. 15.607. Parking requirements. • Prohibits parking a vehicle unattended with the engine running in city right-of-way or public parking lots, unless locked and secured and started by remote starting device. • Prohibits parking of any non-motorized vehicles (trailers, boats, etc.) on public right- of-way or city parking lots. 15.608. General restrictions and provisions. • Establishes general parking restrictions which were not included in the current code, also allowing temporary parking to load and unload passengers and merchandise. 15-609. Angle parking. • Prohibits parking vehicle in excess of 20 feet on marked angled parking spaces adjacent to the street. 15-615. Parking in city parking lots. • Prohibits parking of unlicensed vehicles, non-motorized vehicles, trailers, equipment or merchandise, in city right-of-ways and public parking lots, excluding mobile food vendors legally authorized by the city. • Allows establishment of parking fees authorized by the city Council. • Allows restricted and designated parking in city parking lots which addresses agreements made with SAIC for their downtown location. 15-616. Parking of commercial or fleet vehicles prohibited. • Prohibits overnight parking of fleet vehicles in city right-of-way or in city parking lots. This is intended to open up more public parking in the downtown area. 15-618. All night parking; abandoned and junked vehicles. • Prohibits parking of junked or abandoned vehicles on city right-of-way or in city parking lots. Abandoned and junked vehicles are defined. Vehicles parked by a resident or guest of a resident in proximity to the residence are excluded. 15-609. Trucks – Parking prohibited. COOKEVILLE PLANNING COMMISSION 7 SEPTEMBER 25, 2017 • Prohibits parking of trucks in excess of one (1) ton payload capacity on city right-of- way or city parking lots, including refrigerated trucks. 15-620. Penalties and remedies for violation of preceding sections. • Authorizes issuing citations or towing of vehicles in violation. • Increased overtime parking violations from $5.00 to $10.00. Staff recommended approval of the proposed amendments to Title 15, “Motor Vehicles, Traffic and Parking”, Chapter 6, “Parking” of the Cookeville Municipal Code. Tracy Cody asked how the businesses would be notified. Mike Davidson, City Manager, stated that the best method would be to mail out notices to the businesses and giving them the effective date of the Ordinance. Jim Woodford commented that this Ordinance will give the City the power to enforce any violations. Kay Starkweather made the motion to approve amendments to the Public Parking provisions in Chapter 6 of Title 15 of the Cookeville Municipal Code as recommended by the Planning staff. Jim Woodford seconded the motion and the motion carried unanimously. APPROVED AMENDMENTS TO THE PUBLIC PARKING PROVISIONS OF THE COOKEVILLE MUNICIPAL CODE CONSIDER FOR ACTION PRELIMINARY PLAT OF MCCULLEY FARMS, 18 LOTS LOCATED OFF BURTON LANE AND MCCULLEY ROAD. REQUEST SUBMITTED BY RAY WEAR ON BEHALF OF JANE ANN MCBROOM & SARA ELIZABETH PARKER. Ken Young stated that Developer Ray Wear on behalf of property owners Jane Ann McBroom and Sara Elizabeth Parker has submitted for approval a Preliminary Plat of McCulley Farms Subdivision, an 18 lot single family detached development of their property located at McCulley Road and Burton Lane. The property proposed for development is identified on Tax Map 52 as Parcel 51.00 and contains approximately 26.03 acres. This property is zoned as RS-20, “Single Family Residential” as are all adjacent properties. The plat depicts the creation of a new currently unnamed cul-de-sac approximately 1,790 feet in length. This exceeds the 1,200 feet limit in the Subdivision Regulations for developments with only a single point of ingress and egress. However, the number of lots allowed for a single access connection is 20 lots maximum and this proposal consists of 18 lots all which exceed 0.85 acres. The developer has requested a variance to allow the cul-de-sac length as depicted. New four (4) foot wide sidewalks are proposed to be installed along both sides of the new street. Public Works requires that the plat and street plans must depict a five (5) foot passing lane on the proposed sidewalk every 200 feet to comply with current ADA requirements. The typical road section depicted on the plat also shows a curb and gutter profile with a two (2) foot grass strip between the curb and the sidewalk. Public Works requires that the developer COOKEVILLE PLANNING COMMISSION 8 SEPTEMBER 25, 2017 submit street plans including a street profile, drainage plans to include storm water detention, water quality, grading and sidewalk plans. As shown on the plat, there are two (2) areas on the site that are demarcated as Sinkhole Retention Areas (SRA). SRA ID # 72 with a Base Flood Elevation (BFE) of 1080 feet is located along the western boundary and SRA ID # 73 with a BFE of 1070 feet is located on the eastern side of the property. Section 231.9 of the Zoning Code stipulates that the developer “conduct and submit a sinkhole terrain survey of the property which shall identify site specific karst geologic features”. The Code further stipulates that “this survey must be conducted and certified by a geologist or geotechnical engineer licensed in the State of Tennessee with the qualifications to review and analyze karst geological features”. This survey must then be reviewed by Public Works and any proposed alteration within the SRA must be expressly authorized by Public Works prior to the initiation of any disturbance activities on the subject property. In addition, Public Works has stipulated that the developer is required to show all wetlands and streams that have been delineated on the property and must also submit a copy of their Aquatic Resource Alteration Permit (ARAP) and Section 404 permit (EPA Permitting Discharges of Dredge or Fill Material) in order to obtain a construction storm water permit. The Water Quality Control Department requires the submittal of state approved engineered plans for the provision of water, fire hydrants and sewer and the existing 16” sewer main shown on the plat needs to be labeled as a force main. Water will connect to the six (6) inch line located in the right-of-way of the existing streets. There is an existing fire hydrant located at the junction of the streets and two (2) new hydrants are proposed within the development to provide adequate coverage for fire protection. The Electric Department requires that all electric is to be installed underground per CED specifications and easements shall be established as needed. A two (2) inch low pressure natural gas line is available in the right-of-way of Burton Lane if service is desired to the development. Staff recommended approval of the variance to allow the length of the new cul-de-sac as depicted and conditional approval of the Preliminary Plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments, • Developer understands and agrees that all right-of-ways must be cleared prior to any installation of utilities, • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works for all new streets. Plan shall include typical road section, subgrade, base width, asphalt width and 2:1 slopes, • Developer shall submit a Storm Water Pollution Prevention Plan (SWPPP) and copies of the ARAP and Section 404 permits to the Department of Public Works, • Developer shall conduct and submit a sinkhole terrain survey of the property which shall identify site specific karst geologic features and shall comply with the provisions of Section 231 of the Cookeville Zoning Code, • Developer must submit the delineation analysis of wetlands and streams on the site to Public Works, COOKEVILLE PLANNING COMMISSION 9 SEPTEMBER 25, 2017 • Developer must provide easements along all street frontage on both sides of the new street as required by the utilities, • Developer must submit water (including fire hydrants) and sewer plans to the Water Quality Control Department, • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements , • Developer to submit plans for the installation of natural gas to the Gas Department if gas service is desired, • Developer to provide all conduit for underground communications facilities, CAD files and electrical layout plan to Frontier Communications, and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Jim Woodford made the motion to grant conditional Preliminary Plat approval, subject to staff’s recommendation. Kay Starkweather seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL OF MCCULLEY FARMS. CONSIDER FOR ACTION PRELIMINARY PLAT OF FRANKLIN COURT, 5 LOTS LOCATED ON SOUTH FRANKLIN AVENUE (BETWEEN HUGHES STREET & SHORT STREET). REQUEST SUBMITTED BY LARRY SUGGS OF P & N INVESTMENTS LLC. Ken Young stated that Mr. Larry Suggs on behalf of P & N Investments LLC has submitted for approval a Preliminary Plat of Franklin Court, a five (5) lot single family attached residential development of their property located on South Franklin Avenue. The undeveloped site is identified on Tax Map 53I Group B as Parcel 23.00 and consists of approximately 0.32 acres total prior to right-of-way dedication. The plat depicts the dedication of approximately five (5) feet of property along the right-of-way of South Franklin Avenue to provide for future widening of the road. The size of the parcel remaining after the dedication is approximately 0.29 acres. The parcel is zoned as CL, “Local Commercial” as are all surrounding parcels. Section 221.31 of the Zoning Code states in part that single family attached dwellings (townhouses) are a use permitted on review subject to conditions which include submittal to and approval of the Planning Commission of a site plan depicting the location of all proposed structures and improvements. The plat depicts Lots 1-4 as attached building lots. Lot 5 is the total area of the parcel excluding Lots 1-4 and is common area only and not a building lot. A private permanent vehicular access easement is proposed that will connect to South Franklin Avenue in order to serve the new building lots. A new four (4) foot wide sidewalk is proposed to be installed along the existing street frontage. All of the infrastructure on the property will be private and maintained under a Homeowner Association Agreement that will be submitted and recorded in tandem with the final plat. All units are two bedroom and the 10 parking spaces shown on the plat meet the requirement of 1.25 spaces per bedroom. COOKEVILLE PLANNING COMMISSION 10 SEPTEMBER 25, 2017 Water will be installed by connecting to the existing two-inch water line located in the street right-of-way and all of the units will be outfitted with sprinkler systems that meet the National Fire Protection Association design standard 13D. There are also existing hydrants located on Hughes Street and Short Street that are within the required coverage proximity. Sewer will be installed by connecting to the existing eight-inch sewer line also in the right- of-way of South Franklin Avenue. Sanitation carts will be placed along the street for trash pickup. There are no Special Flood Hazard Areas or sinkholes identified in the available GIS data for the property. However, due to known flooding issues in the area, a detention pond and drainage easement is shown on the plat to prevent any structural encroachment. Staff recommended conditional approval of Preliminary Plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments • Developer shall submit grading plans including drainage plans, storm water detention and water quality to the Department of Public Works • Developer must submit water and sewer plans to the Water Quality Control Department • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments Jim Woodford made the motion to grant conditional Preliminary Plat approval, subject to staff’s recommendation. Chris Wakefield seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL OF FRANKLIN COURT. CONSIDER FOR ACTION PRELIMINARY PLAT OF THE RESERVE AT THE COUNTRY CLUB PHASE II, 23 LOTS LOCATED OFF RESERVE DRIVE. REQUEST SUBMITTED BY TOM SERGIO OF DESIGN DEVELOPMENT OF TN LLC. TOM SERGIO HAS REQUESTED THAT THIS ITEM BE MOVED FROM STUDY TO ACTION. MOVING THIS ITEM FROM STUDY TO ACTION REQUIRES THE APPROVAL OF THE PLANNING COMMISSION. Tracy Cody made the motion to move this item from study to action. Chris Wakefield seconded the motion and the motion carried unanimously. APPROVED MOVING THIS ITEM FROM STUDY TO ACTION. Ken Young stated that Mr. Tom Sergio, on behalf of Design Development of TN LLC, has submitted for approval a Preliminary Plat of the Reserve at the Country Club Phase II Subdivision, a proposed 23 lot subdivision located off Reserve Drive and Phase I. The area proposed for this phase is identified as a portion of Parcel 27.00 on Tax Map 41 and consists of approximately 4.11 acres. Phase I was started in 2008 and approximately 60 percent of the lots have been developed to date. COOKEVILLE PLANNING COMMISSION 11 SEPTEMBER 25, 2017 The property proposed for this phase of the subdivision as well as adjacent areas are all zoned RS-5, “Single Family Residential”. Phase II requires the extension of Eagle Drive which will end in a temporary cul-de-sac. In addition, a new cul-de-sac proposed as Bobby Jones Court is to be constructed off Eagle Drive. The new phase also involves the extension of water and sewer service, the provision of an additional fire hydrant and the installation of underground electrical service. New three (3) foot wide sidewalks are to be constructed along each side of the new streets that will mimic the width of the sidewalks constructed in Phase I. However, Public Works states that the current ADA requirements mandate a five (5) foot wide passing lane every 200 feet which must be shown on the plat and submitted street plans. Rain gardens are to be constructed on each lot and on the street between the curb and sidewalk as the lots are developed as is underway in Phase I. Staff recommended conditional approval of the Preliminary Plat subject to the following: • Developer must schedule and attend a pre-construction meeting with all the appropriate city departments, • Developer must submit a street plan and profile with storm sewer and sidewalk details to the Department of Public Works. Plan shall include typical street section, subgrade, base width, asphalt width and 2:1 slopes, • Developer shall submit grading plans including drainage plans, storm water detention and water quality upon request to the Department of Public Works, • Developer must submit state approved water and sewer plans to the Water Quality Control Department, • Developer shall submit plans for the installation of underground electric per the Electric Department design requirements , and • Completion of corrections or additions to the plat as determined necessary by the Planning Department and/or other appropriate city departments. Kay Starkweather made the motion to grant conditional Preliminary Plat approval, subject to staff’s recommendation. Jim Woodford seconded the motion and the motion carried unanimously. CONDITIONAL PRELIMINARY PLAT APPROVAL OF THE RESERVE AT THE COUNTRY CLUB PHASE II. Tracy Cody made the motion to take the following item for study. Jim Woodford seconded the motion and the motion carried unanimously. STUDY ITEM. (1) CONSIDER FOR STUDY ANNEXATION OF MACKIE FARM AREA, 9 PARCELS CONSISTING OF APPROXIMATELY 249 ACRES LOCATED SOUTH OF I-40 AND EAST OF STATE HIGHWAY 111. REQUEST SUBMITTED BY STAFF. STAFF REPORTS: (1) PILOT CURBSIDE RECYCLING PROGRAM. COOKEVILLE PLANNING COMMISSION 12 SEPTEMBER 25, 2017 (2) MINOR PLAT APPROVALS: • LOT LINE ADJUSTMENT FOR BUCKINGHAM LOTS 21 & 22 AND PARCEL 21.00 OF MAP 040 H GROUP A – 3 LOTS LOCATED AT 1351 & 1355 BUCKINGHAM PLACE AND 1345 SHERWOOD LANE – JAMES E. THOMPSON & BRINDA COPELAND, ANGELA CROW, AND JAMES & TAMMY COBB. ADJOURNMENT: 7:05 P.M. SUBMITTED FOR APPROVAL SUBMITTED FOR RECORDING ____________________________ _____________________________________ JAYNE BARNS CPS JUDY JENNINGS, ACTING CHAIRMAN PLANNING ASSISTANT COOKEVILLE PLANNING COMMISSION